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HomeMy WebLinkAboutPlanning 2023-09-14 ITEM 7A - PUBLIC HEARING - VILLAGE AT 47TH SENIOR HOUSING DESIGN REVIEW - STAFF REPORTREQUEST: HEARING DATE: NOTIFICATION: City of Tukwila Allan Ekberg, Mayor Department of Community Development - Nora Gierloff, AICP, Director FILE NUMBER: ASSOCIATED PERMITS: APPLICANT: OWNER: LOCATION: COMPREHENSIVE PLAN/ ZONING DESIGNATION: SEPA DETERMINATION: STAFF: ATTACHMENTS: A. B. C. D. E. F. G. H. STAFF REPORT TO THE BOARD OF ARCHITECTURAL REVIEW Design Review approval for 272 -unit senior living development, including associated bridged site access, drive aisles, parking, pedestrian walkways, utilities, stormwater management facilities, and landscaping. September 14, 2023 Notice was sent to property owners and tenants within 500' of the site and agencies with jurisdiction. The City received comments from the Department of Fish and Wildlife, which stated concerns over the permanent impacts to the wetland and stream habitats. The City worked with the applicant extensively to incorporate mitigation to those impacts into the project plan. Notice of Hearing was sent on August 23, 2023. On August 31, 2023 the Seattle Times and City of Tukwila Legal Notice section included the notice of the public hearing. L23-0004 SEPA (E22-0009) Special Permission — Critical Areas (L22-0132) Special Permission — Critical Areas (L22-0133) Rezone, LDR to HDR (L16-0083) Ryan Patterson Vintage at Tukwila LP 10811 47th Ave S, Tukwila, WA High Density Residential (HDR) Determination of Non -Significance (DNS) issued June 30, 2023. Max Baker, Development Supervisor Design Review Project Description and Analysis provided by applicant Site and Floor Plans Landscape Plan Critical Areas Plans Exterior Elevations Site Lighting Plan Open Space Calculations Wall Design Exhibit Tukwila City Hall • 6200 Southcenter Boulevard • Tukwila, WA 98188 • 206-433-1800 • Website: TukwilaWA.gov 5 L23-0004 Design Review Staff Report Village at 47th Page 2 of 13 STAFF REPORT ORGANIZATION This project is subject to the development standards set forth for the High Density Residential (HDR) district in Tukwila Municipal Code Board of Architectural (BAR) design approval under the Office Design Review Section of the Tukwila Municipal Code (TMC 18.18.070). The project is subject to design criteria included in Chapter 18.60.050. Following a project description and site information, the report reviews compliance with the Development Standards set forth for the HDR district. The report then outlines the approval criteria for Design Review by the Board of Architectural Review and compares the project proposal and applicant responses to this criteria, conclusions follow each section. Design review is a Type 4 decision made by the Board of Architectural Review. The Design Review request will be decided by the Board of Architectural Review in an open record public hearing on September 14, 2023. FINDINGS VICINITY/SITE INFORMATION Background and Project Information This project proposes an approximately 272 -unit affordable senior living development on a 10.59 acre site. This will include drive aisles, approximately 167 parking stalls, pedestrian walkways, utilities, stormwater management facilities, and landscaping. The site contains steep slopes and is encumbered by areas of moderate to high landslide hazard, wetlands, and a stream. Access to the site necessitates the bridging of an onsite stream. The land is currently undeveloped and is elevated from nearby terrain, upslope from Interstate 5. Adjacent properties are undeveloped, developed with single family uses, and rights of way. Per the applicant's provided narrative: "The proposed project (building and associated facilities including drive aisles and below grade parking) has been located in the central portion of the site. The project will only disturb approximately 35 — 40% of the site with the balance remaining in the native condition and/or being improved as part of a wetland mitigation plan. The topography, existing vegetation / tree canopies and distance between the developed portion of the property and single family lots will significantly limit view of the multi -family building from the residences along 47th Avenue S. Significant trees, wetlands, and a stream will be preserved to the greatest extent possible." Surrounding Land Uses The subject property is located in the Ryan Hill neighborhood along 47th Ave S in Tukwila. S Ryan Way is located to the north. Parcels to the north, east, and south of the site are zoned Low Density Residential (LDR) and are either developed with single-family homes or vacant. The parcel immediately south of the site is owned by Seattle City light and contains high-voltage transmission towers. Martin Luther King Jr Way S and Interstate 5 are located to the west of the site, both of which are inaccessible from the site itself. 6 L23-0004 Design Review Staff Report Village at 47th Page 3 of 13 DEVELOPMENT STANDARDS — High Density Residential (TMC 18.60.080) The following development standards apply to projects within the HDR zoning district; project compliance follows each standard: • Setbacks, minimum: o Front: 15' (first floor) to 45' (fourth floor) - Complies o Second Front(s): 7.5' — 22.5' — Not applicable o Sides: 10'-30' - Complies o Rear: 10'-30' - Complies Height, maximum: 45' — Complies: Average grade plane height calculation = 44' 5 %", see Fig. 1. Fig. 1: Roof Height Calculation Landscaping: o Front: 15' — Complies o Second Front: 15' — Complies. See design review criteria 3.e. below for more information. o Side: 6' — Complies o Rear: 6'—Complies Development Area coverage: 50% maximum (except senior citizen housing) - Complies Off Street Parking: Complies - Per TMC Figure 19-7, Senior Citizen Housing require 1 space per 2 dwelling units (.5 spaces/unit) for dwellings with more than 15 units. The project proposes 272 housing units and 163 parking stalls (.6 space/unit), meeting the requirements. Parking Lot Landscaping: Not applicable — All proposed parking will be located within an internal parking garage. DESIGN REVIEW CRITERIA (TMC 18.60.050) Multi -Family Design Review Criteria is separated into five sections. Within each section are criteria covering such issues as pedestrian and vehicular circulation, architectural relationships, building design, and landscaping. Design Review Criteria explain requirements for development proposals. They are the decision criteria by which the Board of Architectural Review will decide whether to approve, condition or deny a project. In reviewing any application for "multi -family, hotel, motel, or nonresidential development in a Low Density Residential zone," the following criteria shall be used by the BAR in its decision making. 7 [23-0004 Design Review Staff Report Village at 47th Page 4 of 13 1. SITE PLANNING a. Building siting, architecture, and landscaping shall be integrated into and blend harmoniously with the neighborhood building scale, natural environment, and development characteristics as envisioned in the Comprehensive Plan. For instance, a multi family development's design need not be harmoniously integrated with adjacent single-family structures if that existing single-family use is designated as "Commercial" or "High -Density Residential" in the Comprehensive Plan. However, a "Low -Density Residential" (detached single-family) designation would require such harmonious design integration. b. Natural features, which contribute to desirable neighborhood character, shall be preserved to the maximum extent possible. Natural features include, but are not limited to, existing significant trees and stands of trees, wetlands, streams, and significant topographic features. Applicant's Response: The Project has been designed to avoid and minimize critical areas impacts. Mitigation is proposed to offset where critical area impacts are unavoidable. Wetland B is proposed to be filled in its entirety (0.06 -acre), this will be mitigated through the purchase of credits from the King County In Lieu Fee Program. A bridge is proposed over the Wetland A / Stream 1 riparian complex to avoid any direct impacts to either the stream or wetland. Buffer impacts are proposed to accommodate the access roads with buffer replacement provided for no net loss of buffer area. An additional 1.5 acres of forest outside of any buffers are proposed for retention to maintain the biodiversity corridor mapped in this area that connects this site with other undeveloped properties to the south and east. Staff Comments: The project site is adjacent to and across from LDR zoning on the north, east, and south sides. The closest corner of the building is approximately 350' from the nearest property line. The building's positioning and orientation on the site was intended to preserve the wooded steep slopes, three large wetlands, and wetland buffer areas to the south which comprise almost one-half of the site, and minimize impacts to the single-family residences to the east. The majority of the southern portion of the site will be preserved and will be recommended to be placed into a Sensitive Areas easement or tract as part of a separate Lot Consolidation application. c. The site plan shall use landscaping and building shapes to form an aesthetically pleasing and pedestrian scale streetscape. This shall include, but not be limited to facilitating pedestrian travel along the street, using architecture and landscaping to provide a desirable transition from streetscape to the building, and providing an integrated linkage from pedestrian and vehicular facilities to building entries. d. Pedestrian and vehicular entries shall provide a high-quality visual focus using building siting, shapes and landscaping. Such a feature establishes a physical transition between the project and public areas, and establishes the initial sense of high quality development. e. Vehicular circulation design shall minimize driveway intersections with the street. f. Site perimeter design (i.e., landscaping, structures, and horizontal width) shall be coordinated with site development to ensure a harmonious transition between adjacent projects. Applicant Response: A prominent entrance will be featured along 47th Ave. S. including proper signage. Pedestrians and vehicles will be routed across a bridge spanning a stream, wetlands, and associated buffers to the featured building corner, containing additional signage, leasing office, and building amenities. Landscaping will be strategically placed to separate ground level residences and provide privacy from public areas. Existing vegetation and topography will buffer residences from the general public. Drive aisles are screened by existing vegetation and topography from public ROW. Proposed L23-0004 Design Review Staff Report Village at 47th Page 5 of 13 landscaping will be incorporated along drive aisles to reduce the visual impact for tenants and guests. Service areas will be located towards the northwest corner of the building and screened appropriately from tenant view to the greatest extent feasible. Staff Comments: Following discussions with Puget Sound Regional Fire Authority (formerly Tukwila Fire), it was deemed necessary that the site provide two access point from 47th Ave S into the site. The main entrance into the site will be from the northeast corner while a secondary access point will be provided further south, see Attachment B A 5' wide sidewalk meeting ADA requirements will be provided along the northern edge of the main access driveway and will connect to 47th Ave S. 47th Ave S will require reconstruction as a result of the project; applicant will be held to completing road, frontage, and access improvements along 47th Ave S per standards set forth in the Public Works Infrastructure Design Manual to be reviewed as part of a future Right of Way Use permit. A 5' sidewalk will encircle the perimeter of the structure and may be accessed via six entry points from the building. All required onsite parking will be provided within an integrated parking garage on the ground floor of the structure while a loading zone for deliveries will be located at the southern end of the site. These consolidated vehicle access points will reduce potential vehicle and pedestrian conflicts and allow for safe pedestrian circulation onsite. Six ADA parking spots will be located inside the parking garage closest to the garage and lobby entrance, providing safe and quick access for disabled tenants and visitors. Staff recommends that the painted crosswalk across the northern drive aisle be revised to a raised crosswalk at the same height as the sidewalk to ensure a consistent grade for pedestrians and to slow vehicles entering the site. UPDATE, August 29, 2023: Applicant has provided revised crosswalk proposal incorporating staff recommendations, see Fig. 3. EXIS7TNG ON—SITE TREES - AND VEGETATION TO BE RETAINED, TYP PROTECTED PER MC STANDARDS M*I IMM PROPOSED BUILDING Auvreirec741NAL PLAN. Fig. 2: Location of Painted Crosswalk (revised 8.29.23, see Fig. 3) 9 RETAINED, TY P. PROTECTED PER TMC STANDARDS. L23-0004 Design Review Staff Report Village at 47th Page 6 of 13 2�et�4.p G_ lel Fig. 3: Revised Crosswalk Design, 8.29.2023 g. Varying degrees of privacy for the individual residents shall be provided, increasing from the public right -of way, to common areas, to individual residences. This can be accomplished through the use of symbolic and actual physical barriers to define the degrees of privacy appropriate to specific site area functions. The site is naturally separated from adjacent properties by natural features including a mix of deciduous and evergreen landscaping, hills, and decorative rock walls. The nearest neighboring property is over 350' away and will not be readily visible from the development. Elevated courtyards and gathering spaces are fully enclosed by walls and separated from the ground floor to ensure residents' privacy and safety. h. Parking and service areas shall be located, designed and screened to interrupt and reduce the visual impact of large paved areas. i. The height, bulk, footprint and scale of each building shall be in harmony with its site and adjacent long-term structures. The project's site is organized in a manner that works to reduce visual and direct impacts to surrounding development. Existing topography is employed to hide the development from neighboring structures by placing the buildings within the lower areas of the site, see Fig. 4. Fig. 4: Topographic Cross Section of Development Site 10 [23-0004 Design Review Staff Report Village at 47th Page 7 of 13 2. BUILDING DESIGN. a. Architectural style is not restricted; evaluation of a project shall be based on the quality of its design and its ability to harmonize building texture, shape, lines and mass with the surrounding neighborhood. b. Buildings shall be of appropriate height, scale, and design/shape to be in harmony with those existing permanent neighboring developments that are consistent with, or envisioned in, the Comprehensive Plan. This will be especially important for perimeter structures. Adjacent structures that are not in conformance with the Comprehensive Plan should be considered to be transitional. The degree of architectural harmony required should be consistent with the nonconforming structure's anticipated permanence. c. Building components, such as windows, doors, eaves, parapets, stairs and decks shall be integrated into the overall building design. Particular emphasis shall be given to harmonious proportions of these components with those of adjacent developments. Building components and ancillary parts shall be consistent with the anticipated life of the structure. Applicant Response: The exterior building design is contemporary in form and features a prominent brick base to help ground the building with lighter materials and color on the levels above. The brick base will incorporate projecting / recessed bricks at the lowest level (P1) and flush faced bricks at the level above (R1) to create differentiating textures, visually breaking up the mass. Aluminum storefront systems highlight communal amenity areas within the building on the ground floor. Above the brick base on levels R2 -R4, wall fins correspond with the dwelling unit living rooms and sliding glass door / railings creating visual interest by providing building elevation articulation and material transitions. In addition, smaller metal trim fins are proposed at dwelling unit windows to provide shadow lines and mimic the larger scaled wall fins. Staff Response: The building's proposed height was reviewed and approved by the City's Building Official and meets the HDR zone's maximum allowable height of 45' feet. d. The overall color scheme shall work to reduce building prominence and shall blend in with the natural environment. e. Monotony of design in single or multiple building projects shall be avoided. Variety of detail, form, and siting shall be used to provide visual interest. Otherwise monotonous flat walls and uniform vertical planes of individual buildings shall be broken up with building modulation, stairs, decks, railings, and focal entries. Multiple building developments shall use siting and additional architectural variety to avoid inappropriate repetition of building designs and appearance to surrounding properties. Applicant Response: The selection of the exterior materials palette is appropriate for the climate of the Pacific Northwest. Proposed durable exterior materials include brick, cement fiber siding, vinyl siding, aluminum storefront systems, exposed concrete with sack finish, metal trim, and metal balconies. The color scheme will allow the building to blend in with existing and proposed trees and landscaping. L23-0004 Design Review Staff Report Village at 47th Page 8 of 13 Staff Response: Rather than constructing one very large rectangular building, the building's mass is broken up by separating the upper floors into two separate structures above the parking garage. Visual diversity in facades from all perspectives is provided by varying materials, entry structures, and projecting facades. Outdoor building elements such as the facility's common area patios and decks also serve to break up the building's massing. ME Pe wadi. Exterior Building Materials Mick Vinyl Lap Siding Concrete Columna Concrete BoarM1rormad Was Meal Trim Meal Balconies Aluminum eronalma/ Cines Vinyl F utuross Light Fures Mutual Materials Brick Color Coal Creek Texture: Coated & Protruding/Recessed Vinyl lap Siding Color: White/ Grey Texture: Smooth Hardie Panel Siding Hardie Panel Siding Concrete Columns Metal Trim Metal Balconies Color: Succulent Color Iron Ore Color: Natural Texture. Smooth Texture: Smooth Finish. Sack Fig. 5: Proposed Materials and Colors 3. LANDSCAPE AND SITE TREATMENT. a. Existing natural topographic patterns and significant vegetation shall be reflected in project design when they contribute to the natural beauty of the area or are important to defining neighborhood identity or a sense of place. b. Landscape treatment shall enhance existing natural and architectural features, help separate public from private spaces, strengthen vistas and important views, provide shade to moderate the effects of large paved areas, and break up visual mass. The building is oriented to the north and south to maximize the opportunity to view the surrounding wooded area. Roughly half the site will remain undeveloped, retaining a significant amount of steep slopes, wetland areas, and trees and vegetation (see Fig. 6). On the upland portion of the site to be developed, the site will be cleared, and a mix of native and ornamental deciduous and coniferous trees, shrubs, and groundcover will be replanted according to the landscape plan (see Attachment C). The remaining existing stands of trees around the perimeter of the site will be protected during construction. Additional native plantings will be installed within the remaining "mitigation area" and will 12 L23-0004 Design Review Staff Report Village at 47th Page 9 of 13 be reviewed as part of separate Critical Areas permits. Further, the project will remove non-native species from the wetland buffers and maintain the wooded steep slopes and wetland areas. Wetland X(150' Buffer} — ' ` \ Wetlaltd E (80' Buffer) I t WetlaStd AAilso'BuHerer) 11 Wetland F r}50' Buffer) ti See Figure 7 See Figure 8 • Stream A (BO Buffer Wetland B Wetland C (150' Buffer) / J1 Wetland C (150' Buffer) Wetland G (80' Buffer) LEGEND ▪ Project Boundary Existing Foundation Wetlands C.1 Wetland Buffers Stream Centerline I_ Stream Buffer Proposed 1 -ft Contours IMPACTS & MITIGATION LEGEND VA Proposed Wetland Fill (Wetland B) 2,594 Sr Welland A4& Stream Buffer Reduction 5,693 SF Wella nd 4,3 Buffer Reduction 21,275 SF Wetland Bu7er Reduction 1,608 SF TOTAL REDUCTION: 31,286 SF Wetland AA&Stream A Buffer Replacement 30,144 SF Wetland C Buffer Replacement 10.214 SF TUTAL REPLACEMENT: 40,358 SF NET GAIN: 5,772 SF - Voluntary Buffer Addition 70.320 SF 5.0.6. uUM Morb6rVacwm NmEmrCALMEA MErraxaSn STRAW SEVEN ME5 xnE MEd SURVEYED ox MAXIS s 33,.61 CO. Fig. 6: Proposed Preservation and Mitigation Areas -_= � ▪ -,- , - - Fig. 7 Soil Nail wall locations in blue SOIL NAIL (TECCO) Due to the site's topography, large retaining walls are required to stabilize the site for development and vehicle access, see Attachment H. Decorative walls in the form of Rockery and Lock + Load Walls are proposed for the northern and western retaining walls. For the eastern retaining walls a Soil Nail (Tecco) wall is proposed, Fig. 7. The applicant has proposed to screen these Soil Nail walls using a landscaping combination of vining plants (Boston Ivy) and grasses (Mixed Sedum Tray). 13 L23-0004 Design Review Staff Report Village at 47th Page 10 of 13 The eastern elevation of the building contains a large unscreened wall for the parking garage, staff recommends the installation of additional trees in this location to break up this visual mass. This may be accomplished with additional installations of Acer Rubrum trees similar to those located to the south within the same landscaping strip, see Fig. 8. UPDATE, August 29, 2023: Applicant has provided additional landscaping and trees along eastern elevation. Proposed landscaping strip will be relocated to eastern (outside) edge of sidewalk to accommodate this additional landscaping, see Fig. 9 ea I Acer Rubrum recommended, 30' spacing. Fig. 8: Staff -Recommended Additional Landscaping (revised 8.29.2023, see Fig. X.) Fig. 9: Revised eastern landscaping strip, 8.29.2023 c. Walkways, parking spaces, terraces, and other paved areas shall promote safety and provide an inviting and stable appearance. Direct pedestrian linkages to the public street, to on-site recreation areas, and to adjacent public recreation areas shall be provided. A 5' wide sidewalk meeting ADA requirements will be provided along the northern edge of the main access driveway and will connect to new sidewalks along 47th Ave S. An additional sidewalk will encircle the perimeter of the structure and may be accessed via six entry points from the building. The full length of the perimeter walkway will be over 1200', just under one quarter mile. Due to this distance, staff recommends that benches be placed along the perimeter sidewalk to provide exterior seating for residents. UPDATE, August 29, 2023: Applicant has provided exterior seating for along perimeter sidewalk, see Attachment C for locations. 14 L23-0004 Design Review Staff Report Village at 47th Page 11 of 13 d. Appropriate landscape transition to adjoining properties shall be provided. The development area is substantially separated from adjoining properties by naturally landscaped hillsides. Visibility into the site will be low and neighboring sites will be sufficiently screened by topography and plantings. 4. MISCELLANEOUS STRUCTURES. a. Miscellaneous structures shall be designed as an integral part of the architectural concept and landscape. Materials shall be compatible with buildings, scale shall be appropriate, colors shall be in harmony with buildings and surroundings, and structure proportions shall be to scale. b. The use of walls, fencing, planting, berms, or combinations of these shall accomplish screening of service yards and other places that tend to be unsightly. Screening shall be effective in winter and summer. c. Mechanical equipment or other utility hardware on roof, ground or buildings shall be screened from view. Screening shall be designed as an integral part of the architecture (i.e., raised parapets and fully enclosed under roof) and landscaping. Trash collection will take place within the parking garage of the structure with final disposal taking place at the northeastern corner of the site within an enclosed structure. Roof mounted mechanical equipment will be hidden behind a parapet while other roof mounted mechanical equipment will be setback out of sight. No mechanical equipment is proposed for the exterior perimeter of the building. d. Exterior lighting standards and fixtures shall be of a design and size consistent with safety, building architecture and adjacent area. Lighting shall be shielded and restrained in design with no off-site glare spill-over. Excessive brightness and brilliant colors shall not be used unless clearly demonstrated to be integral to building architecture. Per TMC 18.50.170, "A. Parking and loading areas shall include lighting capable of providing adequate illumination for security and safety. Lighting standards shall be in scale with the height and use of the associated structure. Any illumination, including security lighting, shall be directed away from adjoining properties and public rights-of-way. B. In the MDR and HDR zones, porches, alcoves and pedestrian circulation walkways shall be provided with low level safety lighting. Pedestrian walkways and sidewalks may be lighted with lighting bollards." The applicant has provided a luminaire schedule demonstrating that all parking areas are illuminated to one footcandle or more for safety and that lighting on the site will not spill over to adjacent sites, see Attachment F. CONCLUSIONS 1. Site Planning The building's height complies with code requirements for the High -Density Residential district. The proposed building's mass is appropriately separated into two structures above the parking garage. Two second -story outdoor patios are provided within the northern mass on the east and west faces of the building, taking advantage of the site's topography and solar exposure. An indoor courtyard is provided in 15 L23-0004 Design Review Staff Report Village at 47th Page 12 of 13 the center of the south mass. This arrangement allows all units within the development to face an open space. The darker colors punctuated with lighter colors and transparency, the incorporation of natural materials such as brick and metal, and the location of landscaping along the building's perimeter work to break up the appearance of a large structure. Staff Recommendations: • Painted crosswalk across the northern drive aisle be revised to a raised crosswalk at the same height as the sidewalk to ensure a consistent grade for pedestrians and to slow vehicles entering the site. UPDATE, August 29, 2023: Applicant has provided revisions addressing this recommendation. 2. Building Design. The proposed building presents a consistent architectural expression that is in keeping with the residential nature of the project, the surrounding residential development, and the naturally wooded site. The building should have little visual impact on the residential properties to the east as it will be set back from the property line and screened with significant landscaping, both natural and ornamental. Modulation of the facades, changes in materials, and designing the building's height to increase to the south away from the main entryway will only further reduce the visual impact to neighboring properties. 3. Landscape and Site Treatment. Roughly half of the site will be protected as wetlands and open space. The proposed landscape plan provides an attractive entryway to the site, enhances building and site focal points, screens the building from adjacent residences and softens the edges of the building. Wetland buffer areas will be enhanced with native vegetation. To allow easy movement for people with disabilities, sidewalks are of sufficient width. Landscaping is largely in compliance with Tukwila Municipal Code standards. The City's Urban Environmentalist has reviewed and approved proposed plant species, siting and materials to ensure appropriate spacing. The perimeter landscaping follows a coherent design concept, which will soften the impact of the building and paved areas on surrounding properties and create a more pedestrian -friendly atmosphere. Staff Recommendations: • Installation of additional trees along the eastern elevation to break up the visual mass of the large wall in this location. UPDATE, August 29, 2023: Applicant has provided revisions addressing this recommendation. • Installation of benches along the perimeter sidewalk to provide exterior seating for residents. UPDATE, August 29, 2023: Applicant has provided revisions addressing this recommendation. 4. Miscellaneous Structures and Street Furniture Surface parking lot and walkway lighting provides safe, visible pathways for pedestrians through the site. In addition to residential units, services, and facilities normally found in a senior housing project, several other amenities are provided for residents and visitors including three outdoor gathering spaces. Mechanical 16 L23-0004 Design Review Staff Report Village at 47th Page 13 of 13 equipment and refuse containers will be screened by walls and roof forms. Site lighting is designed to avoid off-site glare onto the neighboring residential properties while safely lighting the site. RECOMMENDATION Staff recommends approval of the Design Review application with no conditions following revisions provided by the applicant on August 29, 2023. 17